Maspalomas Costa Canaria Playa del Ingles
Transcription
Maspalomas Costa Canaria Playa del Ingles
Maspalomas Costa Canaria Playa del Ingles DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel Swiss Federal Institute of Technology Zurich Faculty of Architecture ETH Studio Basel - Contemporary City Institute 020_Canary Islands Wintersemester 2005/06 Professors Jacques Herzog and Pierre de Meuron Assisting Teachers Simon Hartmann, Christian Mueller Inderbitzin, John Palmesino, Ann-Sofi Rönnskog Students Christian Dehli and Michael Umbricht DRAFT © ETH Studio Basel Maspalomas Costa Canaria Playa del Ingles DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel Maspalomas Costa Canaria Playa del Ingles 9 Preface 11 A Tourist Destination 12 Figures 16 Zones 24 Phenomena Faced Today 27 Before Mass Tourism 28 The Beauty of Nature 30 Early Settlements and Agriculture 32 El Conde 34 Early Tourism 39 A Filled Vessel 40 Growth of Playa del Ingles 42 Borders 50 Density of Inhabitants 51 Density of Tourist Accommodations 52 Building Typologies 55 Building Heights 56 Public Spaces 71 Transformations 72 From Tourism to Residential 74 Los Molinos 76 Time Sharing 78 Price Decline 80 Fragmentation of Ownership 82 City Typologies DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel Preface Maspalomas Costa Canaria is located on the Southern tip of Gran Canaria, representing one of the largest tourist destinations on the Canary Islands. With 100’690 beds, Maspalomas houses 71 % of the tourist accommodations on Gran Canaria and 28.9 % of the Canary Islands. The tourism in Maspalomas can be characterized as a tourism concentrating on the beach, with sunbathing and swimming as its main activities. In the evenings the bars and restaurants are the main attractions. Golfing is also of importance for the area, other recreational activities play a minor role. Cultural activities are of no importance to the tourism in the area of Maspalomas. The main built substance dates back to the seventies and eighties and for the area of Playa del Ingles and San Agustin, the eastern part of Maspalomas Costa Canaria, has not been renewed or altered since then. As a consequence, the demand of today’s tendencies in tourism, namely all inclusive concepts and large hotel resort typologies, can not be met, attracting more and more tourists who are not willing to spend much money and are looking for cheap entertainment. On the other hand, large and luxurious hotel resorts as well as a golf course are being built in Las Meloneras in the eastern part of Maspalomas Costa Canaria, producing tension between east and west, clearly addressing a more modern and financially higher level of tourism. This asymmetrical development of Maspalomas Costa Canaria drastically changes the future role of the Area of Playa del Ingles, the formerly most important and densest zone, to a point, where it will start to compete with its own “support” area, San Fernando in the North, which is more and more growing into a complete city in itself. DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel A Tourist Destination DRAFT 11 © ETH Studio Basel A Tourist Destination Figures Tourist Accommodations Europe 6’600’000 Beds America 6’100’000 Beds Asia-Pacific 3’900’000 Beds Africa 500’000 Beds Canary Islands 394’680 Beds Gran Canaria 141’488 Beds Maspalomas 100’690 Beds Population Canary Islands 1’915’540 Inhabitants Gran Canaria 790’360 Inhabitants Maspalomas DRAFT 12 © ETH Studio Basel 37’790 Inhabitants Maspalomas Costa Canaria DRAFT 13 © ETH Studio Basel A Tourist Destination DRAFT 14 © ETH Studio Basel DRAFT 15 © ETH Studio Basel A Tourist Destination DRAFT 16 © ETH Studio Basel Zones San Agustin El Tablero San Fernando El Veril Campo International Sonnenland Playa del Ingles El Hornillo Pasito Blanco Campo de Golf Meloneras Oasis DRAFT 17 © ETH Studio Basel A Tourist Destination Playa del Ingles Playa del Ingles is the densest area of Maspalomas Costa Canaria and the main tourist center. It houses 58’400 beds in tourist accommodations, 58 % of the offer of the entire area. 45.7 % of these beds are located in apartments, 16.6 % in bungalows and 37.7 % in hotels and aparthotels. The main attractions of the area are the dunes and the beach, which represents the largest public space were most of the people spend their daytimes. DRAFT 18 © ETH Studio Basel DRAFT 19 © ETH Studio Basel A Tourist Destination San Agustin San Agustin, a rather calm area in the east of Maspalomas Costa Canaria was one of the first tourist settlements in the area. It houses 10’069 beds in tourist accomodations,10 % of the overall offer in Maspalomas. San Agustin is a popular holiday destination for mostly elderly Scandinavian people. DRAFT 20 © ETH Studio Basel DRAFT 21 © ETH Studio Basel A Tourist Destination San Fernando San Fernando is a residential area located north of Playa del Ingles and can be seen as a “support” city. Public facilities such as schools, sport clubs and public parks can be found in this area. Most of the people living in San Fernando work for the tourist industry. San Fernando is cut of from Playa del Ingles by one of the main streets, clearly separating the local people in the North from the tourists in the South. DRAFT 22 © ETH Studio Basel DRAFT 23 © ETH Studio Basel A Tourist Destination Phenomena Faced Today Residential vs. Tourism Most of the built structure in Playa del Ingles has not been renovated or renewed since it was built in the seventies and eighties and is not suitable for the demands of today’s tourism any longer. More and more, apartment buildings originally built as tourist accommodations are today used as residential buildings. In 2001 there were 5117 people living in Playa del Ingles, an area planned exclusively for tourism. With the aging of the buildings this tendency seems to grow. DRAFT 24 © ETH Studio Basel Holiday Destination For Retired People Due to the mild and constant weather during the wintertime, the cheap prices of the hotel rooms and the relatively close distance (by airplane) to Europe, Maspalomas seems to be a very suitable place for elderly German and British people to spend the cold season. As Cheap as Possible Within the outdated structures of the buildings in Playa del Ingles, a culture of the cheap is gaining ground. On one hand, this development is fed by retired people, who do not have much money to spend during wintertime, and on the other hand by young people who are looking for a cheap thrill during the summer. Both these very different groups share the same spaces, taking turn in a half-year rhythm populating the same commercial centers and beaches. Decay In most of the commercial centers, the basements and lower storeys become more and more places of decay, while the shops on the ground floors are still working as if nothing would be changing. In none of the commercial centers in Playa del Ingles or San Agustin an attempt to change the desperate atmosphere can be seen. At the same time, new commercial centers open in Las Meloneras. Is Playa del Ingles dying? DRAFT 25 © ETH Studio Basel DRAFT © ETH Studio Basel Before Mass Tourism DRAFT 27 © ETH Studio Basel Before Mass Tourism Beauty of Nature The apotheosis of the region, stretching away in an apparently limitless golden plain, providing a contrast with the emerald ocean. Its resplendent dunes, dense woods of slim palm trees, tidal seawater lagoon, and the elegant lighthouse are set against a background of mountains. The view is unutterably exotic. (Alfonso Canella Muniz. La emoción de la isla: El “Sur”, 1940) Dromedar in the dunes 1965 DRAFT 28 © ETH Studio Basel Dunes with lighthouse “Faro” The dunes 1965 DRAFT 29 © ETH Studio Basel Before Mass Tourism Early Settlements and Agriculture First church in San Fernando Tomato fields next to the beach 1935 DRAFT 30 © ETH Studio Basel First Farmers Tomato fields DRAFT 31 © ETH Studio Basel Before Mass Tourism El Conde “Over the last few years more and more tourists have visited us, as well as inhabitants from other parts of the island who come to enjoy the splendors of the beaches in the south.” “The beaches have become more and more important, with Maspalomas, which is part of my estate in this area, becoming particularly popular ... Its natural condition mark it out as ideal for recreation and relaxation for both island people and tourists.” Sr. Don Alejandro del Castillo y del Castillo, Nov. 1960 El Conde DRAFT 32 © ETH Studio Basel Maspalomas Costa Canaria Competition announced in August 1960 Jury January 1962 2000 hectares along 17 kilometers along coastline should be developed into tourist area 141 projects registered from 24 countries 81 Projects went into the competition The first prize was awarded to the French team S.E.T.A.P The winning project was drastically altered, if not ignored, during its execution Competition plan 1961 DRAFT 33 © ETH Studio Basel Before Mass Tourism Early Tourism Ill tourist from Great Britain visit health resorts in Maspalomas Maspalomas as a health resort 1965 DRAFT 34 © ETH Studio Basel Sun and sand therapy Tourists from Las Palmas 1935 DRAFT 35 © ETH Studio Basel Before Mass Tourism First buildings in San Agustin 1965 Restaurant La Rotonda DRAFT 36 © ETH Studio Basel Fishermen settlements in Maspalomas 1960 Early tourism DRAFT 37 © ETH Studio Basel DRAFT © ETH Studio Basel A Filled Vessel DRAFT 39 © ETH Studio Basel A Filled Vessel Growth of Playa del Ingles 1962 First settlements “El Pueblo” in the region of San Fernando. Tomato fields refer to agriculture. 1977 Situation after the urbanization plan of Maspalomas. Tourism releases a boom of construction activities in Playa del Ingles. San Fernando and Playa del Ingles are growing more and more together. 2005 The actual situation of Las Maspalomas. The area of Playa del Ingles is built up. Expansion possibilities in the area of Las Meloneras. DRAFT 40 © ETH Studio Basel DRAFT 41 © ETH Studio Basel A Filled Vessel Sea - Beach DRAFT 42 © ETH Studio Basel Borders Dunes - City DRAFT 43 © ETH Studio Basel A Filled Vessel Topographical Border DRAFT 44 © ETH Studio Basel Pedestrian Walk DRAFT 45 © ETH Studio Basel A Filled Vessel End of Maspalomas DRAFT 46 © ETH Studio Basel Hotel Wall DRAFT 47 © ETH Studio Basel A Filled Vessel North of Residential Zone San Fernando DRAFT 48 © ETH Studio Basel Autopista DRAFT 49 © ETH Studio Basel Density of Inhabitants A Filled Vessel El Tablero 15683 inhabitants San Fernando 24546 inhabitants Sonnenland 1695 inhabitants El Hornillo 1536 inhabitants San Agustin 1565 inhabitants Playa del Ingles 5117 inhabitants Campo International 1151 inhabitants El Tablero has the highest density of inhabitants of the Overall it can be said, that the Northern settlements have Western part of Maspalomas Costa Canaria. There the higher density of inhabitants than the South. seems to be a gradient of density decreasing from North to South into the tourist areas of Campo International. Comparing the East with the West, it can be seen that at the Southern Tip in the East there are residences, In the Western part of Maspalomas, San Fernando has a whereas at Las Meloneras, the Southern Tip of the Westmuch higher density of inhabitants than Playa del Ingles ern Area, there are no residential zones. and San Agustin. DRAFT 50 © ETH Studio Basel Density of Tourist Accommodations San Fernando Sonnenland 6041 beds San Agustin 10069 beds Playa del Ingles 58400 beds Campo International 14097 beds Meloneras 6907 beds Oasis 3020 beds Playa del Ingles has the highest density in beds in tourist There is a clear division between a touristic South and accommodations of Maspalomas Costa Canaria. a North without any tourist accommodations (San Fernando). Comparing the East with the West, it is visible that Playa del Ingles and San Agustin have a much higher density In the Western Part of Maspalomas, the tourist infrastrucin beds than areas in the West like Campo International ture reaches farther into the North than it is the case in and Las Meloneras do (with the exception of Oasis). Playa del Ingles. DRAFT 51 © ETH Studio Basel A Filled Vessel Building Typologies Hotels have one main entrance. The rooms are orientated towards the pool and they can only be rented. Apartment blocks are mostly 5 - 6 storey high buildings. The apartments can be rented or bought. The ground floor is public with shops, bars and restaurants. The facades towards the streets are usually closed and have a “Laubengang”. On the other side there are balconies oriented towards the private pool. Bungalows are part of a gated community. The buildings are mostly 1 - 2 storey high and have a small piece of private ground, garden, surrounding it. Within the gates there are community pools and sport facilities. Bungalows can be rented or bought. DRAFT 52 © ETH Studio Basel DRAFT 53 © ETH Studio Basel A Filled Vessel Hotels Apartments Bungalows Shopping Centers DRAFT 54 © ETH Studio Basel Building Typologies The bungalows take up the most surface, even though they only account for 16.6 % of the tourist accommodation of Playa del Ingles. The apartment blocks are located along the main roads, housing retail surface on the ground floor level. Building Heights 11-15 Floors 7-10 Floors 4-6 Floors 3 Floors 1-2 Floors Taller buildings are set along the main North - South axis, and the main road to the beach, emphasizing the public character of these streets and allowing the inhabitants to have a view on the sea from the middle of the densely populated zone. Another line of tall buildings along the main East - West road separate Playa del Ingles in the north from San Fernando. The rest of the urban tissue of Playa del Ingles consists of one to two storey high Bungalows, filling the topographical plane like a carpet. DRAFT 55 © ETH Studio Basel A Filled Vessel DRAFT 56 © ETH Studio Basel Public Spaces DRAFT 57 © ETH Studio Basel A Filled Vessel C CC Faro CC Playa Meloneras CC Varadero DRAFT 58 © ETH Studio Basel CC Botanico CC Rondo CC Yupi CC Plaza Maspalomas CC Yumbo o2 CC Cita CC Anexo II Beach DRAFT 5 © ETH Studio Basel A Filled Vessel DRAFT 60 © ETH Studio Basel The Beach DRAFT 61 © ETH Studio Basel A Filled Vessel Commercial Centers The commercial centers are, besides the beach, the dunes and the streets, the only public spaces in Playa del Ingles. Daytime and nighttime are totally different. At daytime you can go shopping and eating, at nighttime the commercial centers transform into entertainment and party locations. Most of the commercial centers were planned in the seventies / eighties but since then there haven’t been any renovations or big changes. The shopping centers are old fashioned and often in a bad condition and therefore not very attractive for today’s tourist. Many places are empty all day. Only the cheap prices for alcohol seem to attract people (especially young and middle class people) to those places. DRAFT 62 © ETH Studio Basel CC Cita The CC Cita was opened in 1974 and is not well visited anymore. Most of the bars and clubs in the basement are abandoned. DRAFT 63 © ETH Studio Basel A Filled Vessel CC Yupi The CC Yupi in San Agustin was opened in 1970. It is mainly visited in the evening by tourists from Scandinavia. DRAFT 64 © ETH Studio Basel CC Anexo II The CC Annexo II is located at the main access to the beach. During daytime it is quite crowded, in the evening completely empty. DRAFT 65 © ETH Studio Basel A Filled Vessel CC Plaza Maspalomas The CC Plaza Maspalomas is the center of the nightlife in Playa del Ingles. Most of the young people come here to go out. DRAFT 66 © ETH Studio Basel Decay Most of the commercial centers and especially their basement have definitely passed their zenith. DRAFT 67 © ETH Studio Basel A Filled Vessel Churches Mosque at Yumbo Templo Ecuménico at Plaza Maspalomas San Agustin Capilla Centro Comercial at Yupi The churches in Playa del Ingles and San Agustin are all situated in the commercial centers. There is a law that says that a certain percentage of a new shopping center has to be for public use. For example a church, municipal offices... DRAFT 68 © ETH Studio Basel DRAFT 69 © ETH Studio Basel DRAFT © ETH Studio Basel Transformations DRAFT 71 © ETH Studio Basel Transformations From Tourism to Residential The rapid development of the area around Maspalomas Costa Canaria in the early sixties, which was possible because all the land was owned by only one Developer, Sr. Alejandro de Castillo y de Castillo, led to a very monocultural building structure in Playa del ingles. In the seventies, all the empty spaces were quickly occupied with hotel facilities during the rise of mass tourism.This dense and monoculture urban tissue was then fragmentated throughout the eighties, when a lot of people from Las Palmas invested their money in second residences in the South of Gran Canaria. This fragmentation of the land, the density and the total lack of public spaces paralyzed the area from changing and adapting to new forms and demands of tourism. Playa del Ingles has not changed since it has started to exist. Today, the structures of Playa del Ingles are not fit to meet new concepts of tourism like the growing demand for all inclusive holidays or the services large resorts can offer their guests. With the recent developments in Las Meloneras, the Western part of Maspalomas, Playa del Ingles will have to react and position itself again. The West and the East seem for a moment not to be in competition with each other anymore. While the new resorts address a more luxurious type of tourism, Playa del Ingles can only appeal to low-budget tourism with its obsolete structure. Suitable guests for Playa del Ingles are old people who want to spend the winter in a mild climate and become temporary residents and young people during summer who are only interested in the beach and parties and therefore easy to please. With the price decline resulting out of the obsolescence, Playa del Ingles suddenly finds itself in concurrence with its own former “support” city, San Fernando. More and more people start to live in the tourist zones since it becomes financially reasonable. While in the East, the area of San Fernando and Playa del Ingles, the residential zone seems to spread from North into the touristic South, in the West of Maspalomas the tourism seems to grow, under the pressure of the new developments, to the North, already reaching Sonnenland. These transformations could lead to a shift in meaning of the individual parts of the city. DRAFT 72 © ETH Studio Basel DRAFT 73 © ETH Studio Basel Transformations Los Molinos Los Molinos used to be an apartment block built for employees of the Hotel Santa Catalina. The people working in the tourist sector were given a place to live with their families. Nowadays, this apartment block contains mainly social housing in the midst of a tourist zone. The typology of this building is very similar to the typology of the early hotels and apart hotels built in Playa del Ingles. A “Laubengang” serves all rooms from one side, defining the facade looking towards the street. On the other side of the building, the balconies overlook an enclosed pool area. Through changes on windows and doors, the building can be distinguished from a hotel with the same structure. Los Molinos is located on the edge between the local “support” city of San Fernando and the tourist zone of Playa del Ingles. Depending which side you’re looking to, the building has a completely different context. It is not decided yet to which part of the city it belongs to. DRAFT 74 © ETH Studio Basel DRAFT 75 © ETH Studio Basel Transformations Time Sharing Mister Traub, from Germany, lives 5 month a year in Playa del Ingles after he retired 12 years ago. He is guest on Gran Canaria for the past 35 years. The nice and warm weather attracts him to the Canaries. He believes that not having to adapt is the reason why many German people come to Gran Canaria. You don’t have to learn a foreign language nor get used to eat with chopsticks he told us. Misses Weible, from Hamburg, is in the wheelchair since her stroke. She spends the winters together with her 92year-old mother in Playa del Ingles. Time sharing is renting a place to live for a certain time every year for several years. Many older people stay during the winter months on the Canaries where the climate is mild. In summertime they live in their hometowns. DRAFT 76 © ETH Studio Basel DRAFT 77 © ETH Studio Basel Transformations Price Decline C CC Far CC Playa Meloneras 5400 € /m2 CC Varadero 5500 € /m2 DRAFT 8 © ETH Studio Basel CC Botanico CC Yupi CC Rondo 1200 € / m2 2300 € / m2 CC Plaza Maspalomas CC Yumbo ro 2 CC Cita CC Anexo II 2300 € / m2 Comparing the prices for retail surface in commercial centers, it can be seen that the square meter at CC Rondo has the same price as the square meter at the CC Cita. The prices in the tourist zone Playa del Ingles today are equal to the prices in the residential area of San Fernando. Compared to the new commercial centers in Las Meloneras, the prices in Playa del Ingles must have dropped drastically. There is gradient of increasing prices from East to West, which is equivalent to the increase of age of the built structure. DRAFT © ETH Studio Basel Transformations Fragmentation of Ownership While in Las Meloneras, the West of Maspalomas Costa Canaria, large hotel resorts are developed, in Playa del Ingles, the East, apartments and bungalows are being sold, resulting in a fragmentation of ownership. This way, parcels are getting smaller and smaller in the East, blocking further development. Playa del Ingles 36m2 1 bedroom apartment 70 000 Euro DRAFT 80 © ETH Studio Basel Playa del Ingles 1 bedroom apartment 116 000 Euro Meloneras 375m2 / 400m2 exterior 4 bedroom house 1 150 000 Euro Playa del Ingles 60m2 indoor / 80m2 exterior 1 bedroom 70 000 Euro DRAFT 81 © ETH Studio Basel Transformations City Typologies Infrastructure for fix uses Infrastructure for temporary uses DRAFT 82 © ETH Studio Basel Earning Earning and Spending Spending Protected Areas Agriculture DRAFT 83 © ETH Studio Basel DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel DRAFT © ETH Studio Basel Sources / References DRAFT 87 © ETH Studio Basel Sources Books Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (2001): Evolucion e Implicaciones del Turismo en Maspalomas Costa Canarias, El Espacio Turistico Maspalomas Costa Canaria, Tomo I. Aqui Nuevas Tecnologias- Ediciones. Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (2001): Evolucion e Implicaciones del Turismo en Maspalomas Costa Canarias, Repercusion socioeconomicas del Turismo de Maspalomas Costa Canarias , Tomo II. Aqui Nuevas Tecnologias- Ediciones. Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (1999): Maspalomas a natural legacy, Gran Canaria. Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (1998): Maspalomas Antier, Gran Canaria. El turismo como generador de arquitecturas, In: BASA, Publicacion del Colegio de Arquitectos de Canarias, no.28, p. 62-63. Franco Lopez, Pedro José, Alby Tegaday Mendoza Quintana(2004):Maspalomas. Las Raices del Progreso 1964-2004, Gran Canaria. Web pages www.maspalomas.com, Plan General de Ordenacion, download: 12. December 2005 www.fotosantiguascanarias.org, download: 4. December 2005 http://earth.google.com/ www.fotosantiguascanarias.org, download: 20. December 2005 www.homesweethomespain.com Fondation Le Corbusier, Arnaud Dercelles, Bibliothécaire-Documentaliste, [email protected] DRAFT 88 © ETH Studio Basel References p.2 - 3 Fondation le Corbusier p. 12 Statistics: BASA ° 28, www.maspalomas.com p. 16 / 18 / 20 / 22 http://earth.google.com p. 28 - 29 www.fotosantiguascanarias.org p.30 Maspalomas Antier, Las Raices del Progreso1964-2004 p. 31 Maspalomas Antier p. 32 - 33 Images: Las Raices del Progreso 1964-2004 Text: Maspalomas a natural legacy p. 34 - 36 Las Raices del Progreso 1964-2004 p. 37 www.fotosantiguascanarias.org p. 41 Instituto Cartografico, http://earth.google.com p. 42 -49 C. Dehli, M. Umbricht, http://earth.google.com p. 50 - 51 Maps: http://earth.google.com, Zones: C. Dehli, M. Umbricht, Figures: www.maspalomas.com p.58 - 59 Map: http://earth.google.com p.68 Maps: http://earth.google.com p. 78 - 79 Map: http://earth.google.com p. 80 -81 www.homesweethomespain.com p. 82 - 83 Map: http://earth.google.com DRAFT 89 © ETH Studio Basel Addresses ISTAC Instituto Canario de Estadistica Avda. Juan XXIII Edificio Humiaga II 35004 Las Palmas de Gran Canaria Cabildo de Gran Canaria Area de Politica Territorial C/. Professor Millares Carlo Edif. Insular 1 35003 Las Palmas de Gran Canaria Ayuntamiento de San Bartolomé de Tirajana Plaza Santiago 35100 Maspalomas, Gran Canaria 0034 928 723 400 0034 928 123 014 Concejaliá de Turismo Maspalomas Clara, Leon Quintana Junto a C.C. Santa Ana - Anexo 2 35100 Maspalomas, Gran Canaria DRAFT 90 © ETH Studio Basel DRAFT 91 © ETH Studio Basel DRAFT © ETH Studio Basel